1a, Frankland Road, Waltham Forest, London, E4 8JT

1a is a two-bedroom detached house in Waltham Forest, London, London (E4 8JT). It has a recorded floor area of 46 m² (around 495 sq ft), construction records dating it to 1991-1995 and council tax band C. At 46 m² this is the 2nd smallest of 34 units on EPC record in the building, where floor areas span 27–138 m². The building's EPC ratings span E to C, with this unit at the top. On EPC score it ranks first in the building (75 versus a worst of 50). The latest certificate (July 2020) shows a C (score 75), near the top of the C band. The rating has held steady at C across 2 certificates since July 2020.

Held since May 2011 — that's 15 years off the open market, well above the local norm. Sale prices here have outpaced London HPI: 8.5% per year against 0% for the wider region. Today's modelled estimate of £450,000 sits 157.1% above the 2011 sale of £175,000. On a £-per-square-foot basis, the last sale (£353/sq ft) was about 32.5% above the typical sold price in the postcode. At 46 m² it sits well below the postcode median (91 m² across 33 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 79% of similar EPCs).